This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
3-bedroom, 2-bathroom apartment of 90 m², built in 1979. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment includes a sunroom accessible from the kitchen and a bedroom, enhancing natural light and living space versatility.
The valuation. The asking price of €265,000 is considerably above the fair value of €146,796, indicating the property is overpriced by €118,204 (44.6%). This substantial discrepancy suggests a lack of justification for the current asking price.
Fair value modelled at €146,796 from the area baseline, adjusted for condition and location. Asking €265,000 sits €118,204 (44.6%) above — overpriced versus fair value.
Asking €265,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €258,660 (€2,874/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 58/100 (Condition 61 · Materials 65 · Room dimensions 54). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal
Area baseline €258,660 + condition -€23,484 + location +€15,480 = modelled fair value of €146,796 (€1,631/m²), a €118,204 (44.6%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 99f3e5 | Subject | €265,000 | €2,944 | — | 61 | 75 |
| Alto do Seixalinho, Santo André e Verderena · 8936b9 | Active | €259,000 | €2,878 | 2.3% | — | 70 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 38b9e8 | Active | €365,000 | €4,101 | 39.3% | — | 71 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 0237ae | Active | €265,000 | €3,046 | 3.4% | 62 | 74 |
| rua da Juventude, 10 | Active | €350,000 | €3,500 | 18.9% | 60 | 72 |
| Median comp | €307,500 | €3,273 | 11.2% | 61 | 72 |
Long-term rental Given the property's fair value of €146,796, the current listing of €265,000 suggests it is overpriced by 44.6%, which could lead to lower rental demand and potential cash flow issues over time. While the gross yield of 5.1% seems appealing, the existing valuation challenges its long-term viability as a reliable investment. Family rental With a 75/100 neighborhood rating indicating decent amenities, the property has potential, but its 44.6% gap from fair value signifies it may not attract families seeking affordable housing options. The gross yield of 5.1% could be diminished by tenants' reluctance to pay a premium for a property that is significantly overpriced. Buy-and-hold This property’s condition rating of 58/100 alongside its fair value discrepancy suggests it is a poor buy-and-hold investment, as the overpricing could limit appreciation and overall returns. As housing costs rise in nearby Lisbon, it may struggle to retain value, undermining its suitability for long-term portfolio strategies.
Tenant turnover risk High tenant turnover could occur due to the relatively lower tenant stability score of 70/100, which may lead to increased vacancy rates and associated costs.
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